Salinas >> Grappling with the proliferation of short-term rentals along the Monterey County coast, the Planning Commission on Wednesday heard from scores of speakers during an hours-long public workshop, arguing passionately for and against the increasingly common practice.

Proponents of renting out private homes for 30 days or less argued the practice, bolstered by the emergence of online host platforms such as AirBnB and VRBO, is a great way to boost income, support tourism and generate transient occupancy taxes for the county. Many of them wearing green “MCVRA” stickers for the tourism industry group Monterey County Vacation Rental Alliance called for the county to finally develop an ordinance aimed at allowing them to operate legally without too many restrictions along the coast, and for the county to hold off on enforcement while the ordinance is being drafted and adopted.

Opponents, most of them from Big Sur and Carmel Highlands, told horror stories about hordes of rude guests packing into neighboring homes converted from long-term rentals and depleting the housing stock, drinking to excess, partying until the wee hours, trespassing onto neighboring properties, and creating major traffic and parking issues. Many of them called for a complete ban on short-term rentals, especially in the Big Sur and Carmel Highlands communities, or at least for tough rules and tougher enforcement.

In response, commissioners indicated they couldn’t support a complete ban, suggesting it might not survive a legal challenge anyway. They directed county staff to prepare a draft ordinance using an existing inland ordinance governing short-term rentals as a starting point, in the context of the coastal communities’ land use plans, the potential impacts of allowing short-term rentals, and the possibility the practice might not be appropriate in certain communities.

Commissioner Keith Vandevere said both sides made compelling arguments on the issue. He added that any regulations would “take serious thought,” and that there were a number of “conflicting interests to be resolved.”

Commissioner Martha Diehl warned proponents she would not support anything but a strong ordinance that includes fees that cover the county’s costs despite complaints about the county’s high permit fees. She said county staff has reported fewer than 30 permits have been issued while the number of operating short-term rentals in the unincorporated areas of the county is at least seven times that.

According to staff, as of June 30 AirBnB featured more than 200 short-term rentals outside cities. Under county code, short-term rental uses from bed-and-breakfasts to other “transient” uses require a permit. Staff acknowledged the county has little capacity to enforce its rules unless neighbors complain.

Diehl suggested an ordinance would have little effect if the county doesn’t effectively enforce it including on short-term rental agencies and organizations that help homeowners rent their homes.

In 1997, the Board of Supervisors adopted a short-term rental ordinance but the Coastal Commission sent the coastal portion back with recommended changes that the county never addressed. It was never certified.

Two years ago, after meetings with a community advisory committee, the county released a draft ordinance that was blasted by both sides as either too restrictive or too permissive, and it languished. Meanwhile, complaints from neighbors have prompted county code compliance staff to send scores of notices and informational letters to alert short-term rental operators they are violating the law and should stop operating.

That prompted complaints from the operators, who charged that “vigilantes” were targeting them, and a call for a pause in enforcement until new rules are in place.

Earlier this year, Supervisor Dave Potter issued a referral calling for the advisory committee to meet again and directing staff to begin drafting a new ordinance, and that county attorneys look at a pause in enforcement.

While staff has suggested the goal is to get a draft ordinance to the Planning Commission by year’s end, Potter said he’d like to see something before the Board of Supervisors this summer.